Wohnungsmarktprofil 2025 – Landeshauptstadt Kiel (IB.SH Wohnungsmarktbeobachtung)

The Investitionsbank Schleswig‑Holstein (IB SH) presents the 2025 Housing Market Profile for the city of Kiel. This public, AI‑generated study compiles official statistics on population, labour market, housing stock and construction activity, offering a comprehensive snapshot of the city’s residential landscape for policy makers, investors and researchers across Europe.

Kiel’s total population reached 252 668 in 2024, a +2.5 % rise since 2020. The share of residents under 18 remained stable at 14.7 %, while the proportion aged 65 and over increased to 19.5 % (+0.6 %). Natural balance was negative (‑692), offset by a positive migration balance (+1 610), indicating net in‑migration especially among working‑age groups.

The city’s labour force (ages 15‑64) comprised 172 470 persons in 2024, with a +1.8 % growth since 2020. Social‑security‑registered employment rose by +6.9 % to 100 244, while under‑employment fell by ‑9.6 % to 14 615. Unemployment decreased by ‑1.6 % to 11 321, reflecting a tightening job market that supports housing demand.

Kiel’s total housing stock amounted to 140 946 units (+3.6 % since 2020). Multi‑family dwellings dominate at 67 % of buildings, with single‑ and two‑family houses accounting for 33 %. The average flat size is 71.4 m², slightly down from 71.8 m² in 2020. Approximately 5.8 % of units in multi‑family blocks are socially subsidised, a modest decline from 6.8 % in 2020.

In 2024, building permits for new flats reached 1 019, while completions were 1 387, generating a construction backlog of 1 867 units. Compared with 2020, permits rose by +33 % and completions by +34 %, indicating a robust supply response to growing demand.

Median net cold rent for existing apartments stood at €10.05 per m², up +0.39 € from 2020. New‑build rentals were higher at €15.37 per m², reflecting premium pricing for modern units. Overall, rental levels in Kiel are slightly below the Schleswig‑Holstein average, suggesting relative affordability within the region.

The share of subsidised units in multi‑family buildings fell to 5.8 % (‑0.2 pp). Newly funded social flats per 100 000 inhabitants dropped to 137 in 2024, down from 71 in 2020, indicating a slowdown in recent social‑housing allocations.

Around 33 % of dwellings use district heating, while 60 % rely on gas boilers. Renewable options (heat pumps, solar) remain limited (< 6 %). The building stock is ageing: 37 % of structures date from 1949‑1978, and only 6 % were erected after 2011, underscoring potential for energy‑efficiency retrofits.

The data reveal a growing, ageing population combined with a tightening labour market and modest rental growth. Continued construction activity and a sizeable backlog provide opportunities to integrate energy‑efficient designs and renewable heating systems. The modest decline in social‑housing provision highlights the need for coordinated policies to maintain affordable, sustainable homes for low‑income households across Europe.